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10-12-2010 CC Rpt B01 PLANNING COMMISSION AGENDA STAFF REPORT -`"fir. Meeting Date: October 5.2010 Public Hearing: ❑ Discussion Item: ❑ Consent Item: September 28, 2010 Agenda Item No.: 5b TO: CHAIRMAN AND PLANNING COMMISSIONERS FROM: CHRISTINE KELLY, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 / MINOR VARIANCE NO. 10MV03 LOCATED AT 16156 VALLEY SPRINGS ROAD MR. AND MRS. MICHELE SHIH EXECUTIVE SUMMARY The applicant, Alfonso Arceo, the representative for Mr. and Mrs. Michele Shih, is requesting approval of Custom Home Design Review No. 375 and Minor Variance No. 10MV03 for the construction of a two-story, single-family detached home consisting of 5,609-square feet of livable space and an attached 984-square foot four-car garage located at 16156 Valley Springs Road. The request for Minor Variance No. 10MV03 is to increase the maximum wall height within the southeast side yard setback from 6'-0" to 7'-6" for a 15'-0" section of the proposed retaining wall. Pursuant to Section 16.10.050 of the Chino Hills Development Code, and per Section 16.06.130 of the Residential Development Standards and Design Guidelines, a Design Review approval is required for the construction of a new single-family residential unit. Pursuant to Section 16.72.020, a Minor Variance approval is required for up to a thirty percent (30%) increase in the maximum wall height, not exceeding a total of two feet (2'-0"). RECOMMENDATION Staff recommends that the Planning Commission adopt the attached resolution approving Custom Home Design Review No. 375 and Minor Variance No. 10MV03 based on the findings of facts as listed in the attached Resolution and subject to the Conditions of Approval. PC Meeting 10-05-10 Page 013 � / Meeting Date: October 5, 2010 Page:2 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 PROJECT CASE NO.: Custom Home Design Review No. 375 and Minor Variance No. 10MV03 APPLICANT: Alfonso Arceo 4630 Santa Anita Avenue El Monte, CA 91731 OWNER: Tony & Michelle Shih 756 Arabian Lane Walnut, CA 91789 LOCATION: 16156 Valley Springs Rd. Assessor's Parcel Number 1017-311-05 BACKGROUND The project site is located at 16156 Valley Springs Road (See Vicinity Map) within Tract No. 7062, Lot 5. The lot area is approximately 21,969 square feet and is zoned R-S Low Density Residential. The project site is located within a neighborhood consisting of one to two-story homes (Exhibit A). Design Review No. 375 will replace the previously approved Design Review No. 264 (Approved September 2005). The original Design Review No. 264 was approved for the construction of a two-story, 2,850-square foot single-family detached home with an attached 566-square foot two-car garage. The property was sold and the new property owner is proposing to construct a new custom home that is substantially different than the original approval. The project site currently has five (5) oak trees. To determine the existing conditions of the oak trees, the applicant provided an Arborist Report, which was prepared by David's Tree Service (Exhibit C). Per the Arborist Report, the trunk diameter of the five oak trees range from 6 inches to 48 inches. According to the Arborist Report, the largest oak tree (48-inch trunk diameter) located at the front of the property, is recommended for removal due to the health and location of the existing tree. The oak tree's health is currently in severe decline as the tree is decaying from fungal fruiting as well as insect infestation. The oak tree is located adjacent to the proposed driveway, which would be difficult to avoid from being damaged during grading and construction. Therefore, due to the decaying health and location of the 48-inch oak tree, it is recommended by the Arborist that the oak tree be removed and replaced with a 24-inch box Quercus agrifolia (Costal Live Oak) (Condition of Approval#2). The other four smaller existing oak trees are also located in the vicinity of the proposed driveway. The applicant is proposing to remove the four smaller oak trees and will plant an additional 24-inch box Quercus agrifolia (Costal Live Oak) adjacent to the proposed driveway (Condition of Approval #2). Prior to the removal of the five oak trees as shown in Exhibit "C", the applicant shall obtain a Tree Removal Permit from the Community Development Department (Condition of Approval #3). PC Meeting 10-05-10 Page 014 Meeting Date: October 5, 2010 Page: 3 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 Wildan, the City's Environmental Consultant, has reviewed the Arborist Report and agrees with the recommended tree replacement of two (2) 24-inch box Quercus agrifolia (Costal Live Oak) (Condition of Approval #2). The City's Environmental Consultant's analysis of the proposed project and the Arborist Report is attached for reference (Exhibit D). The City's Landscape Consultant, Architerra Design Group, has also reviewed the proposed project. Given the existing topographical constraints on the property and the proposed design, the City's Landscape Consultant agrees with the tree replacement locations proposed on the Proposed Tree & Plant Site Map (Exhibit A). uti ,'r'n .r>T' r,.f a r,. ,; ✓ s'S. r 's_ VICINITY MAP � � ''M1 �r " ; l 5 i i sas t ' � �, rIT r„ r -4 1 T, . . i ' �,- , r 1695'25 . / 11 y li 4 6° ' `n S - \ r ', ` V , ' \,bit �',if m ��� -. "vim �,.yi ':k'^. 1 1 fi e . f `4 v � d'+'j\' 1, 76t/ r.3~ , 4 J I b^vi` r i{1;4;;„,,;„,,,,,,•„�s ,�,.}V-44.4 .r,\-4,4f ,1, 'i'} nt r r tV to . z v b xIr �. � Vko�..km �M1 ,.. < �r° ifscc r HQ�ti '‘ 11 ` F,. r '. , k . Protect i < �r-v ' ' „ ,9 .% w, 6 i Not to scale 1";:'449311r ,tni '�I."si` �`. ., ,, ^982f4 ryar vx ��,t�} •*? yam PC Meeting 10-05-10 Page 015 Meeting Date: October 5,2010 Page:4 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 PROPOSAL Desian Review No. 375 Proposed is the construction of a two-story, single-family detached home with 5,609 square feet of livable space with an attached 984-square foot four-car garage. The first floor, measuring 2,733 square feet, will consist of a grand foyer, a great room, dining room with a home theater, a kitchen, one bedroom, two bathrooms, and a 984-square foot four-car garage. The second floor, measuring 2,876 square feet, will consist of a loft, four bedrooms, four bathrooms, a laundry room, one balcony, and one wrap around deck (Exhibit A). The home is not located within a Planned Development; therefore, structure size is not within the scope of the Design Review Process. Minor Variance No. 10MV03 The minor variance request is for the approval of a twenty-five percent (25) increase in the maximum height of a 6'-0" retaining wall to 7'-6" located within the southeast side yard setback. The variance is for a 15'-0" section of the proposed retaining wall. Chapter 16.72 Minor Variances of the Chino Hills Development Code grants relief from zoning provisions due to special circumstances applicable to a property, including size, shape, topography, location, or surroundings, the strict application of the development code deprives such property of privileges enjoyed by other properties in the vicinity and under the identical zoning classification. The applicant's property has topographical constraints. The property is located in a hillside condition where the topography ascends towards the southwest portion of the property. Due to this condition, the property exhibits a pronounced slope of over twenty percent (20%) from the front property line to the southwest corner of the property, making that area of the property unfavorable for locating an access driveway. The applicant is also proposing an anaerobic-bacterial septic system that requires a large dedicated area for effluent dispersal to be located within the front half of the property (Exhibit A). The proposed septic system has been approved by the San Bernardino County Environmental Health Department and the State of California Water Management District. Therefore, the driveway's only suitable location is to be located on the east side of the property, where the ascending slope can be graded to be less thantwenty percent (20%). A stairway for pedestrian access to the proposed home is also proposed adjacent to the driveway. In order to accommodate the proposed driveway and stairway, the applicant is proposing a slanted face retaining wall (textured with earth motifs) along the southeast property line. A 15'-0" section of the proposed retaining wall within the southeast side yard setback will exceed 6'-0", which is not permitted without the approval of a minor variance. Due to the topography constraints of the lot and the placement of the driveway, the applicant is requesting the approval of Minor Variance No. 10MV03 to increase the maximum wall height within the southeast side yard setback from 6'-0" to 7'-6" for a 15'- 0" section of the retaining wall. With the granting of Minor Variance No. 10MV03, the spirit and intent of the Development Code will be observed. PC Meeting 10-05-10 Page 016 Meeting Date: October 5, 2010 Page: 5 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 ANALYSIS In accordance with Section 16.10.050 of the Development Code, the applicant has addressed the following design elements: • Buildina Size & Mass: The proposed project will measure 27'-0" in height at the highest point. The maximum building height for low density residential is 35'-0", therefore, the proposal meets the building height development standard (Exhibit A). The proposed floor area and improvements on the site are detailed below: Proposed First Floor Area 2,733 sq. ft. Proposed Second Floor Area 2.876 sa. ft. Total Livable Floor Area: 5,609 sq. ft. Total Buildina Footorint Building Footprint (Livable Area) 2,733 sq. ft. Four-Car Garage 984 sa. ft. Total Structure Coverage: 3,717 sq. ft. Concrete Pavement inside Front Yard Setback 2.934 sa. ft. Total Impervious Area inside 2,934 sq. ft. Front Yard Setback Section 16.10.030 of the Development Code allows 40% maximum lot coverage by structures and 50% maximum coverage by impervious surfaces within the front yard setback. Therefore, as shown in the table below, the proposal meets the standards for lot coverage. PROJECT INFORMATION PROPOSAL MAXIMUM I MEETS ALLOWED REQUIREMENT? Property Size (sq. ft.) 21,969 I -- I -- Building Footprint (sq. ft.) 3,717 18,788 I Yes % Coverage by Structure 17% 140% I Yes Front Yard Setback (sq. ft.) 10,307 I -- I -- Front Yard Impervious Surfaces (sq. ft.) 2,934 15,154 I Yes % Coverage by Front Yard Impervious 28% 50% Yes Surfaces (sq. ft.) PC Meeting 10-05-10 Page 017 Meeting Date: October 5,2010 Page: 6 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 • Buildina Materials: The applicant has submitted a color/materials board and pictures of adjacent residences for architectural comparison (Exhibit E). I MATERIAL I COLOR I MANUFACTURER Metal Cladding I Dark Granite I Corrugated Metals, Inc. Wood Siding Light Golden Tan Western Red Cedar Lumber Association I Stucco I Silverado (X-820) I La Habra Stone Veneer I Brown-Grey Blend ( Owens Corrins Concrete I Brown-Grey Blend I Owens Corrins • Facade and Roof Articulation: The proposed home features characteristics of Modern Architecture with a symmetrical facade and a flat roof. Large floor-to-ceiling windows are framed with stainless steel to complement the cable balcony railings. The exterior walls will be smooth stucco with cedar wood siding. Cantilevered projections and balconies add dimension to the home. • Unit Placement: The applicant has proposed to develop within the buildable area of the lot and will comply with the development code standards as shown in the table below: I SETBACKS I PROPOSED I REQUIRED I MEETS REQUIREMENT? I I Front yard 167'-0" 115'-0" I Yes I Side yard 15'-0" and 28'-6" 15'-0" and 10'-0" I Yes I Rear yard 136'-6" 115'-0" I Yes • Compatibility: There are several different architectural styles and finishes used in the neighborhood, ranging from Victorian to Traditional. The proposed design is compatible with the surrounding neighborhood, given that the lots in the area have been built with varying designs, and no one architectural style dominates the neighborhood. PC Meeting 10-05-10 Page 018 Meeting Date: October 5, 2010 Page: 7 SUBJECT: CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 CONDITIONS OF APPROVAL 1. The project construction shall be in substantial conformance with Exhibit "A" as approved by the Planning Commission. No modification to the Site Plan, Design Plan or the Conditions of Approval for the Design Review shall be permitted without the approval of the Director of Community Development or his/her designee. 2. The applicant shall provide two (2) 24-inch box Quercus agrifolia (Costal Live Oak) to replace the existing oak trees to be removed on the project site. 3. The applicant shall obtain a Tree Removal Permit from the City to remove the five (5) existing oak trees as shown on Exhibit "A" prior to the removal of any oak tree. 4. The materials and color(s) for the proposed retaining walls on the Preliminary Grading Plan (Exhibit A) shall be designed to match the architecture of the home and shall have a decorative wall cap. 5. Landscape improvements with new total project net landscape area (including water features and swimming pools) equal to or greater than 5,000 square feet, shall be subject to Chapter 16.07 Landscape and Water Conservation Guidelines of the City's Development Code. Respectfully submitted, Recommended by: Christine Kelly Henry Noh Community Development Director Principal Planner Prepared by: Jerrod Walters Associate Planner Attachments: Resolution Exhibit A — Project Plans Exhibit B — Site Photos Exhibit C —Arborist Report Exhibit D — City's Biologist Consultant Analysis Notification Mailing List Affidavit of Mailing Resident Notification Letter PC Meeting 10-05-10 Page 019 INTENTIONALLY LEFT BLANK PC Meeting 10-05-10 Page 020 RESOLUTION NO. PC 2010— A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHINO HILLS APPROVING CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 FOR THE DEVELOPMENT OF A 5,609-SQUARE FOOT TWO-STORY, SINGLE-FAMILY DETACHED HOME WITH AN ATTACHED 984-SQUARE FOOT FOUR-CAR GARAGE LOCATED AT 16156 VALLEY SPRINGS ROAD THE PLANNING COMMISSION OF THE CITY OF CHINO HILLS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby make the following findings of fact: A. The applicant, Alfonso Arceo, the representative for Mr. and Mrs. Michele Shih, is requesting approval of Custom Home Design Review No. 375 for a two-story, single-family detached home consisting of 5,609-square feet with an attached 984-square foot four-car garage located at 16156 Valley Springs Road. Also requested is approval of Minor Variance No, 10MV03, per Section 16.72.020 of the Development Code, for a twenty-five percent (25%) increase in the maximum wall height, not exceeding a total of one- foot six inches (1'-6") B. The site is located at 16156 Valley Springs Road, and is legally described as Assessor's Parcel Number (APN) 1017-311-05 as shown in the latest records of the Office of the Tax Assessor of the County of San Bernardino. C. The property is zoned R-S Low Density Residential and has a General Plan designation of Low Density Residential, D. The project is exempt from the requirement of the California Environmental Quality Act Guidelines pursuant to Section 15303(a) of said Act. The project is the construction of a single-family residence in a residential zone. E. The Planning Commission of the City of Chino Hills held a duly noticed public meeting on October 5, 2010, to review and consider the staff report prepared for the project, receive public testimony, and review all correspondence received on the project. 1 OF 6 PC Meeting 10-05-10 Page 021 SECTION 2. With regard to the request for approval of Custom Home Design Review No. 375, based upon oral and written testimony and other evidence received at the public meeting held for the project, and upon studies and investigations made by the Planning Commission and on its behalf, the Planning Commission does further find as follows: A. FINDING: The proposed single-family detached residential development is consistent with the General Plan. FACT: The General Plan Land Use Map identifies the project site as Low Density Residential and it is zoned R-S Low Density Residential. The proposed structure is consistent with the standards of this district in that it maintains the proper setback requirements, is within the height limitations for residential construction, and does not exceed the allowable lot coverage. B. FINDING: The proposed design and layout of the single-family detached residential development is sufficiently varied to avoid monotony in the external appearance. FACT: The proposed design and layout of the single-family detached home is sufficiently varied to avoid monotony in the external appearance in that the material finish of the proposed home will consist of smooth stucco with stone veneer and cedar wood siding. Visual interest is created with large floor-to-ceiling windows that are framed with stainless steel to complement the cable balcony railings. Cantilevered projections provide dimension to the home. C. FINDING: The proposed design and layout of the single-family detached residential development is in harmony with the appearance of other existing residences in the neighborhood, as well as those found throughout the community. FACT: The color, materials, and design of the proposed custom home are consistent with the colors, materials, and designs of the existing homes within the project area and contain 360° of architectural enhancements. The mass and scale of the proposed home is also compatible with other homes within the same area. The style and materials of the applicant's home contribute to the overall high quality design in the neighborhood. D. FINDING: The plans for the single-family detached residential development have properly implemented the residential design guidelines set forth in the Development Code. FACT: The applicant has submitted a proposal that complies with the Residential Design Guidelines and has submitted a Custom Home Design 2 OF 6 PC Meeting 10-05-10 Page 022 Review for approval by the Planning Commission. In addition, the adjacent property owners were notified of the proposed project. SECTION 3. With regard to the request for approval of Minor Variance No. 10MV03, based upon oral and written testimony and other evidence received at the public hearing held for the project, and upon studies and investigations made by the Planning Commission and on its behalf, the Planning Commission does further find as follows: A. FINDING: That there are exceptional or extraordinary circumstances or conditions applicable to the property, which does not apply generally to other properties in the same vicinity and zone. FACT: The applicant's property has topographical constraints. The property is located in a hillside condition where the topography ascends towards the southwest portion of the property. Due to this condition, the property exhibits a pronounced slope of over twenty percent (20%) from the front property line to the southwest corner of the property, making that area of the property unfavorable for locating an access driveway. The applicant is also proposing an anaerobic-bacterial septic system that requires a large dedicated area for effluent dispersal to be located within the front half of the property (Exhibit A). The proposed septic system has been approved by the San Bernardino County Environmental Health Department and the State of California Water Management District. Therefore, the driveway's only suitable location is to be located on the east side of the property, where the ascending slope can be graded to be less than twenty percent (20%). A stairway for pedestrian access to the proposed home is also proposed adjacent to the driveway. In order to accommodate the proposed driveway and stairway, the applicant is proposing a slanted face retaining wall (textured with earth motifs) along the southeast property line. A 15'-0" section of the proposed retaining wall within the southeast side yard setback will exceed 6'-0", which is not permitted without the approval of a minor variance. In order to construct the proposed retaining wall in the southeast side yard setback, the maximum retaining wall height needs to be increased from 6'-0" to 7'-6", which is a twenty-five percent (25%) wall height increase. 3 OF 6 PC Meeting 10-05-10 Page 023 B. FINDING: That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone but which is denied the property in question. FACT: Without a Minor Variance approval, the applicant would not be able to construct a 15'-0" section of the proposed retaining wall to a height above 6'-0" inside the required 10'-0" southeast side yard setback. The existing topography conditions on the property are very similar to adjacent properties along Valley Springs Road that are already developed with similar driveway approaches (Exhibit B). The proposed retaining wall is necessary in order to construct the proposed driveway to provide access to the rear of property, which is the area most suitable to construct a home due to the topographical constraints on the property. Therefore, Minor Variance No. 10MV03 is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same vicinity and zone, but which is denied the property in question. C. FINDING: That the granting of such variance will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity. FACT: The proposed retaining wall will comply with all Building Code requirements and therefore will not be materially detrimental to the public welfare or injurious to properties or improvements in the vicinity. D. FINDING: That in granting the variance, the spirit and intent of the Development Code will be observed. FACT: The granting of the variance would be consistent with the spirit and intent of the Development Code in that Section 16.72.020 of the Development Code requires that a Minor Variance be filed when an applicant requests up to a thirty percent (30%) increase in the maximum wall height, not exceeding a total of two feet (2'-0"). Further, the granting of the variance will allow the construction of a 15'-0" section of retaining wall inside the 10'-0" required southeast side yard setback to extend up to 7'-6" in height. E. FINDING: That the variance does not grant special privilege to the applicant. FACT: This variance does not grant special privilege to the applicant because other properties in the same vicinity and zone have similar topography conditions on the property that are already developed with similar driveway approaches (Exhibit B). 4OF6 PC Meeting 10-05-10 Page 024 F. FINDING: That the variance request is consistent with the General Plan of the City of Chino Hills. FACT: The Development Code provides a process for a Minor Variance request when there are exceptional or extraordinary circumstances or conditions applicable to the property, which do not apply generally to other properties in the same vicinity and zone. The project site has exceptional or extraordinary circumstances or conditions applicable to the property as indicated in Section A above, which do not apply generally to other properties in the same vicinity and zone. The variance request is consistent with the City of Chino Hills General Plan. SECTION 4. Based on the findings and conclusions set forth above, the Planning Commission hereby approves Custom Home Design Review No. 375 and Minor Variance No. 10MV03, subject to the Conditions of Approval dated October 5, 2010, and the Project Plans labeled as Exhibit"A". SECTION 5. The Community Development Secretary shall certify to the adoption of this resolution. ADOPTED AND APPROVED this 5th day of October 2010. KAREN BRISTOW, CHAIRMAN ATTEST: KAREN PULVERS PLANNING COMMISSION SECRETARY APPROVED AS TO FORM: BRADLEY E. WOHLENBERG ASSISTANT CITY ATTORNEY 5 OF 6 PC Meeting 10-05-10 Page 025 STATE OF CALIFORNIA COUNTY OF SAN BERNARDINO ) ss. CITY OF CHINO HILLS I, KAREN PULVERS, Planning Commission Secretary of the City of Chino Hills, do hereby certify that the foregoing Resolution No. PC 2010-_was duly passed and adopted at a regular meeting of the Chino Hills Planning Commission held on the 5th day of October 2010, by the following roll call vote, to wit: AYES: COMMISSION MEMBERS: NOES: COMMISSION MEMBERS: ABSENT: COMMISSION MEMBERS: KAREN PULVERS PLANNING COMMISSION SECRETARY 6 OF 6 PC Meeting 10-05-10 Page 026 N N O N CT 1 , ElIn �0 o> a O a i:3�3 :� siRB,¢t93 `lQ gpz &a / sA /. ,/ c�iir co: 1 o 11111 atl'- `i?°t�Ei w 1 ; .' °- " 'cl 'AI ' igg a .#t x W 2 w g E p A {S [[ HC yfu?W 33-E [5S7! �y$x � flux �Z ... e �Ytl_ } ExEPa�iF }zmrc f� 8 8" 8;'&E� a— X O m C ��4 �x m a ids ` �y, a 1. 1 & �� g X04 1 i 5 /I ;in Ud C� Jr i,.. ; I N O A.. 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M1 by�� , I a Vis' S > s "eic . • �a1j i s ti 1 �cb Y $t ` 1)7'7 .v r A r4z , s� , t m 4 Tom %V'�`�': 2, x ' a � -4.#44',/,, r e214 - / ( ryrtit d'� ett ttx'"L.tt,,.Y,:'t;.&.;" 7, uI rsi AltatiS +n $24. pY�s / C i ��l ItttiOWc 44. , '. Ir.) r 1 � . ,�' x M , 'i t n qr '- Si od fy1 h � r ? r� or, fi,� C�` :,..',.;'• n.Y .y;q. Yn nY s., 1 ii p1 4• -± 5 Id M1 S l.� 7 ', f y - J uv y ^� • v M1 � na• , ✓ , G� Y i,,., r ti , art: " -d . k°tor u 1/4';44:5f:'•• ✓ '!•:"T4,,jq Kl kk Z i•yr u� ` 17 ' ry r6' �) y�' ze77, 16144 Valley Springs Road Exhibit "B" (Continued) PC Meeting 10-05-10 Page 042 CUSTOM HOME DESIGN SHINRESIDENCE REVIEW 16156 VALLEY SPRINGS ROAD SITE PHOTOS { n T utVf �' � tgvMf h!.ik Z 'ifi � 59t � [Proiec t4Aa 1, a t P h , site rktia I . a �"�-'.',A(',),:. Oil '' v � T hiat;y e, z t T7 � " Wii ' mo —g 5 ' .- � ' it �i -" g4 ,�. , .f: NA 6a, .�T - amfit �i i• i t }AL • Nti y h,, ,� t k� 4T f Yds �ti' �J e-� `\, tt41iryVtf • 1 ' :� � "t�x� rSFk�Xr .? .'ts" • s a £ : yfq' Y �� vt 'F= � \h f l \i / >�b4 M" N i '•c:-..7":%:,:4-0.44-1,c ...<,. t t a t a :,14 „',''��m.x+`4k�.°miT z? Y 1}p� Atm*: L Ufw tp♦[ f}3 t �,�9�r �fi ktx 44,v �yw�, q4 Ci z 'y s. Y5 Y t'4hc��] N '� 4 f! C, ; `,e4.,7 i� ^' P Yds O .1.1 : .4.. "�" mitt c i6 i38 Valley Springs t-4>2.'-it,,),;", 5r.: :t u,itfrF 4..� +,'4: i, S; s : Road Y t 1 Wy x JI:. ., �� �� 9� f ,yTE9 i}�t"r fp, 1., cg1 .t: '' t� tIt. ,fl6Y k.aJ t�� c C t 1F,J. ' �� t ` �x d p Exhibit "B" (Continued) PC Meeting 10-05-10 Page 043 SHIH RESIDENCE CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 16156 VALLEY SPRINGS ROAD SITE PHOTOS /2 /Y it42;R1,;:\ Po)ect ?pihw \a / l ! o-f 4X0 5 t re1451 `\ site_ .. y %°/"e/ t s e1,1'..,„t.,,,;—•-,-4.2--;,14., 1646[ ' 'f !U ,'i .... ' 4 N. i bt vV, H� It n jSi w 5 \i A..`'' its idit il5s iia da` a ^ �'�� . 4 kdil. qA te,' 14, f� c t.0-,' p. s 3, it Y6 .r s .."'Y4-``aM1 `� ' �' 3f�Y+ � v.. [Ci W }�': i' y� , a a e'fi-' '"}5 M • 4. vt 3,.‘4'..Y^.S`}r Mi 1 P R �' RRS SY;rriM1M1.FF;; \ � tr ` '1 `� ,�� ? w.,,,-S 44/r w�1 � Iry aroe '' t .�Ja �i ' - i v t �� t• sbil, t4 'fir-xin �! kis r } l , it_ t a t�Kva ifi d � 1 c . , ^fie, v{ : zeo, x 'r ,4 l e f l 1 ��+r‘rr+aa^, �-+"' del ifM1 it . . � :y x..', j 43 �� ?14 ,y4 1 xk iiI��' lwI �� "GAS Re, UY �^4uy'�.gym t .i fi ` .rc% li. > ' , st. y r!Sf �, 16121 Valley Springs Road Exhibit "B" (Continued) PC Meeting 10-05-10 Page 044 N MSHIE DESIGNRESIDENCE REVIEW NO. CUSTOM HO375 AND MINOR VARIANCE NO. 10MV03 16156 VALLEY SPRINGS ROAD SITE PHOTOS ` .r ^ \ 19 \'� 4 u,,.„, l rV . ti � I gF 4 / 1 [ . gr i� .Project 'J �4 '> .k�\�\\ " • �h�� :ae r A ` roar ' .�� Site a x U inP+a \" rf .r,y��p '•, a' 1 � Sa, ,�a ,fir S• `, ,:st "r' al s r R9 "b 'kS •\ Y C 14tH � mC � 3 tt° auk' v S6' '7 n 4+r , c3 '�+ '..,,, .,...0.,,,...„,,,,,.:;‘,� .#:) aws +7;+f 4: 1!% y;t$fN i'.i:gg \rye, t i.`' au+"a ;� \r + rez, -- 'yo- ° FN •,,,,,,,rs,( y.g... .@5.. � o r ,44 C<e Ww 35 . B4a;tvh . + iyrofs" > i kzg�t -d. ij.w , '4e414tb.. s . �,11 t1'a;;' f0.9S5 N1F Zy: , .@h.. ti tl �4 I � hR r) r Y';,,,kASrtg-,yY)1 `) ;:1 oi9vle - .tifAakis wt ar P p)41rft .nR cfJ ' kit' k4 o E nN.5 r r� .ç8 , ,57 ^+. i .7,5*N + 1 - , r a • Y ) „ y --x riI t 4 eV' \� e l x t5 tr 1 .. ? Y''''',1 r �x' Y tV L e d�{ fir•�1 X77 7 T '1.i.��1lk`�i,` L • A- aP r a; �,s',r*, „°ea! ; syi+,, vs �iR tr,.4 R,¢+, 421,h„,.3f Fta'"', Tii:,ry�y iar S "E''''''''' ''''''''''''' z xv' o" a.va ay" V,ts k. F :�;'¢ ;pk•;-'3,q^ �". , j �Y3t, i'4, , r: ?.. "tl i .a 71 z x}u' `- krJ 6,y`,Am `Isy 54.V aka w �e`''ypari '"�".�f��,�ih.',.�rsrw�iAE� [Sum",'-.s:1✓.:.�n:8{;.:.;;A. u";}u'� � '+ .� r,` 16125 Valley Springs Road Exhibit "B" (Continued} PC Meeting 10-05-10 Page 045 SHIN RESIDENCE CUSTOM HOME DESIGN REVIEW NO. 375 AND MINOR VARIANCE NO. 10MV03 16156 VALLEY SPRINGS ROAD v SITE PHOTOS j r' 1S h 5 I r( Zo yf yr �. 4,4‘2 _____.. _ 2Gra,. yym0 e U \ 4 v. +sn� . .33 4 r � Site \\ `jtt/t>; � � T� Y' Bf F .. 4.1.'"); my t I ,,,`�?5.•ygm t t Y.,�1yby`ycY,., ) d • Y4i l: t -,3<, 3 '31....4 fYM ' Ah .t4,7 RYJ \ Sv ' YC r Ng p. k 'h.. L n; V \"i ( f' 'Q".;: w r t (Y ,� }1 �V ✓ t4 �s § . fit .,.. ••„P�'i rcM "'�°��t 4?.� `�iN 1�'.rC' .ck n. } Y Y�: fl v �` '+ 1' 'Jr , Ys 'l S. / s r � ,E\t 19 4 ti's'" . 5�` r�' {? " i A�" i " - K of �'�' r -* UV& ! , �4TY y L tt 4,�,F y'f`te- w !;� '�c. s:� ,mow tlN W V M."tSY#ikmYi`Y. �Xk1f` �' T ^C'"a-a. xsc' "y+ *m s tiwi . t�, n :a. y111. .t 16201 Shady Tree Lane Exhibit "E" (Continued) PC Meeting 10-05-10 Page 046 • df .w h •4442#4.: 1e.. J U(_ ) 4 2010 [1,,, TREE SERVICE CII: et C1=1,0 nett COh4hi INI1Y LEVEI.OWL N1 OLI ANlf'Efil f �t 7832 Glencoe Ave. Huntington Beach,Ca 92647 Phone: (714)842-6345 Providing Professional Tree Care Since 1981 Fax:(714)842-0135 ST.LICENSE#735009•BONDED•INSURED•CERTIFIEDARBORIST#WC5211•#WE4174•#WE9221A June 21, 2010 Mr. & Mrs. Shih 16156 Valley Spring Chino Hills, CA 91709 Dear Mr. & Mrs. Shih, This report is provided for the property at 15156 Valley Springs Chino Hills, CA 91709. The intent of this report is to provide information on the existing trees on site. Protection: The Standard recommendation is that tree protection fencing be installed around the root zone of each tree to be retained before construction, excavation, demolition, land clearing, or grading begins. o For every inch of diameter, fencing should be 1 foot from the tree trunk. Example, for a five-inch diameter tree, fencing should be at least 5 feet from the tree. e The tree protection fencing should be 6-foot high chain link, secured by 8-foot metal poles driven 2 feet into the ground. Metal posts must be no more than 10 feet apart. o All fencing should remain in place until construction is completed. ® Within the fenced areas, you should not store materials, park or maneuver vehicles, excavate for utility or building construction, construct new paved surfaces, or change the grade. Exhibit "C" PC Meeting 10-05-10 Page 047 Removal vs. Preservation The large Quercus agrifolia (Costal Live Oak) (#1) at 48" DBH is recommended for removal because of its potential hazard as it stands and the potential hazard during construction. This tree is currently in severe decline. There is a large amount of decay in the tree which is visible from the ground. There is fungal fruiting in a portion of the tree which indicates severe decay as,well as insect housing which is also visible from the ground. According to the plans provided, the area for grading is inside the "drip line". Grading inside the drip line will remove a large portion of the trees absorbing roots along with a large portion of the trees anchor roots which will make the tree suseptibal to toppleing. This tree will become a potential hazard to property and to people around the tree. I recommend removing this tree and replacing it with a 24" box Quercus agrifolia (Costal Live Oak) in an area on the property where it will have the most available growing space. Preservation: The Standard recommendation is that tree protection fencing be installed around the root zone of each tree to be retained before construction, excavation, demolition, land clearing, or grading begins. For every inch of diameter, fencing should be 1 foot from the tree trunk. For example, for a five-inch diameter tree, fencing should be at least 5 feet from the tree. The tree protection fencing should be 6-foot high chain link, secured by 8-foot metal poles driven 2 feet into the ground. Metal posts must be no more than 10 feet apart. All fencing should remain in place until construction is completed. Within the fenced areas, you should not store materials, park or maneuver vehicles, excavate for utility or building construction, construct new paved surfaces, or change the grade. I recommend watering the remaining trees at least once a month during construction. I will also recommend applying a 2 inch mulch ring inside the drip line. This will hold the moisture and will help eliminate weed competition. PC Meeting 10-05-10 Page 048 Tree Inventory—The table below summarizes my findings and recommendations. Common Preservation ID# Names Species DBH Values Action Remove and 1 Coast Live Oak Quercus agrifolia 48 Low replace To be removed 2 Coast Live Oak Quercus agrifolia 18 Moderate According to plans To be removed 3 Coast Live Oak Quercus agrifolia 10 Moderate According to plans To be removed 4 Coast Live Oak Quercus agrifolia 6 Moderate According to plans To be removed 5 Coast Live Oak Quercus agrifolia 9 I Moderate. According to plans Canary Island To remain 6 Pine Pinus canariensis 12 I Moderate According to plans Mexican Fan Washingtonia To be removed 8 Palm robusta 12 I Low According to plans DBH = Diameter at breast height See attached for tree ID Prepared By Darren Diaz ISA-Certified Arborist#WE9221A PC Meeting 10-05-10 Page 049 e' o :—TREE TO AL/ 4r FIS,C.M.o' `, -,j,-,,,,,,,,n< `.... . .,.W,W tEOEv�nsN ixa CAD D ignand Dcatiin,.,. �t {{[[[ 4630 SANTA ANITA AVENUE V1 B {, 8 R s ' /� + Ih. -� —, NEWcctiroue [ I Te (625) 4655$a$ p. 170.001 N x736'38'E d E�? c E a_' "c /• 3 _x' a x2'-0'ItS 18' —' < NOTE £ —_ ro •—+L 51DE Y 1.3,'+... 1"-I 1 9._. + T 7. ,g, ADO 1,,pp��FCR ' . (LANDSCAPED) �`„ , TRUE EEVATS'S F ProFc i ,�\�._ _- .CCNb'TE WACNWAT 11 'l � { • i i 66ISS` CURB t1EASING Rat 2 9,/ E Siiiii 47. I t • 27„ ,� . j I , �\ Al: O4 SEE ATTAO&D .._y rt �� J i �,\, i 4{ R i I ,'e •� i �` RI IRE Y. 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Trees#'s 2 To Be Replaced;3,4&5 To Be Removed -Tree and Plant Inventory SHEET 3 OF 3 PC Meeting 10-05-10 Page 054 MEMORANDUM TO: Jerrod Walters, Associate Planner CC: Chris Kelly, Community Development Director FROM: Ernest Perea, Consultant Planner DATE: September 2, 2010 SUBJECT: Oak Tree Removal, 16156 Valley Springs Road The City of Chino Hills has requested an opinion relative to whether or not five (5) Coast Live Oak trees located on the above referenced property constitute an "oak woodland" and if the number of replacement trees is appropriate. Background According to the Staff Report for the project: "The project site currently has five (5) oak trees. To determine the existing conditions of the oak trees, the applicant provided an Arborist Report, which was prepared by David's Tree Service. Per the Arborist Report, the trunk diameter of the five oak trees range from 6 inches to 48 inches. According to the Arborist Report, the largest oak tree (48-inch trunk diameter) located at the front of the property, is recommended for removal due to the health and location of the existing tree. The oak tree's health is currently in severe decline as the tree is decaying from fungal fruiting as well as insect infestation. The oak tree is located adjacent to the proposed driveway, which would be difficult to avoid from being damaged during grading and construction. Therefore, due to the decaying health and location of the 48-inch oak tree, it is recommended by the Arborist that the oak tree be removed and replaced with a 24-inch box Quercus agrifolia (Costal Live Oak) (Condition of Approval #2). The other four smaller existing oak trees are also located in the vicinity of the proposed driveway. The applicant is proposing to remove the four smaller oak trees and will plant an additional 24-inch box Quercus agrifolia (Costal Live Oak) adjacent to the proposed driveway (Condition of Approval #2)." Oak Woodlands The following summarizes the criteria used to determine if the subject trees constitute an oak woodland: 1. Based on information obtained from the Board of Forestry, "The Board of Forestry and Fire Protection has generally interpreted the term significant stand of[oak] tree species to mean those stands with a canopy cover of 10% 1 Exhibit "D" PC Meeting 10-05-10 Page 055 or greater" (1/9/06). The Board has regulatory authority over all of California's forested landscapes, including the power to regulate oak woodlands at the local or state level. The Board's definition means that when a local jurisdiction is determining in a CEQA Initial Study if a project will have potentially significant impacts on oak woodlands, this question must be answered: Does the site contain 10 percent or more native oak canopy cover? If the answer is no, then oak woodlands are not at issue; if the site does contain 10 percent or more oak canopy then the project may significantly Impact oak woodlands." Based on a review of the aerial photograph of the site, the site does not contain 10 percent or more native oak canopy cover and is not considered an oak woodland. j 2. The Coast Live Oak does not meet the definition of an "Endangered, Rare, or Threatened" species pursuant to CEQA Guidelines Section 15380. 3. The Department of Fish and Game Biogeographic Data Branch, Vegetation Classification and Mapping Program, List of California Terrestrial Natural Communities Recognized by The California Natural Diversity Database, identifies the Coast Live Oak on their database. According to the Biogeographic Data Branch "The primary purpose of the classification is to assist in the location and determination of significance and rarity of various vegetation types. Thus, ranking of natural communities by their rarity and threat is an important facet of the classification. In this document, as in previous CNDDB community lists, asterisks (*) denote special communities that are either known or believed to be of high priority for inventory in CNDDB. Lead and trustee agencies may request that impacts to these communities be addressed in environmental documents. For example, impacts to wetland community types should be addressed under the state's no-net-loss of wetlands policy. Local agencies may also have policies requiring avoidance of rare community types." The California Natural Diversity Database (CNDDB) identifies Coast Live Oaks as follows (the subject trees are noted in bold italicized type according to the Arborist Report): "71.060.00 Coast Live Oak Forest and Woodland(Quercus agrifolia] 71.060.01 Blue Oak - Coast Live Oak/ Grass (Quercus douglasii-Quercus agrifolia/Grass] (Allen et al. 1991) 71.060.02 Coast Live Oak(Quercus agrifolia] (Allen et al. 1991) 71.060.03 Coast Live Oak - Bigleaf Maple/California Coffeeberry -Ocean Spray(Quercus agrifolia-Acer macrophyllum/Rhamnus californica-Holodiscus 2 PC Meeting 10-05-10 Page 056 discolor] (Allen et al. 1991) 71.060.04 Coast Live Oak/Blackberry/Bracken [Quercus agrifolia/Rubus spp. /Pteridium aquilinum] (Allen et al. 1991) 71.060.05 Coast Live Oak - California Bay/ Toyon - Scrub Oak[Quercus agrifolia=Umbellularia californica/Heteromeles arbutifolia-Quercus berberidifolia] (Allen eta(. 1991) 71.060.06 Coast Live Oak/ California Coffeeberry - Toyon [Quercus agrifolia/Rhamnus californica-Heteromeles arbutifolia] (Allen et al. 1991) 71.060.07 Coast Live Oak/Chamise - Black Sage [Quercus agrifolia/Adenostoma fasciculatum-Salvia mellifera] (Allen et at. 1991) 71.060.08 Coast Live Oak/ California Sagebrush/ Grass [Quercus agrifolia/Artemisia californica/Grass] (Allen et al. 1991) 71.060.09 Coast Live Oak/ Grass [Quercus agrifolia/Grass] (Allen et at 1991) 71.060.10 Coast Live Oak - Madrona/Hazel - Blackberry[Quercus agrifolia- Arbutus menziesii/Corylus cornuta-Rubus spp.] (Allen et at 1991) 71.060.11 Coast Live Oak/Ocean Spray - Common Snowberry[Quercus agrifolia/Holodiscus discolor-Symphoricarpos albus] (Allen et at. 1991) 71.060.12 Coast Live Oak/Poison-oak/Grass [Quercus agrifolia/ Toxicodendron diversilobum/Grass] (Allen et at 1991) 71.060.13 Coast Live Oak/Poison-oak[Quercus agrifolia/Toxicodendron diversilobum] (Allen et at 1991) 71.060.14 Coast Live Oak/ Toyon/ Grass [Quercus agrifolia/Heteromeles arbutifolia/Grass] (Allen et at 1991) 71.060.15 Coast Live Oak/ Toyon - Poison-oak[Quercus agrifolia/Heteromeles arbutifolia-Toxicodendron diversilobum] (Allen et at. 1991) 71,060.16 Coast Live Oak/Hairyleaf Ceanothus[Quercus agrifolia/Ceanothus oliganthus] (Gordon & White 1994) 71.060.17 Coast Live Oak/Common Snowberry[Quercus agrifolia/Symphoricarpos albus] (Keeler-Wolf 1994) *71.060.18 Coast Live Oak - Black Oak[Quercus agrifolia-Quercus kelloggiij 3 PC Meeting 10-05-10 Page 057 (Wainwright& Barbour 1984) 71.060.19 Coast Live Oak Woodland[Quercus agrifolia] {71160)- *71.060.20 Southern Coast Live Oak Riparian Forest[Quercus agrifolia] (61310)- 71.060,21 61310)- 71.060,21 Central Coast Live Oak Forest[Quercus agrifolia] (61220). 71,060.22 Coast Live Oak/Wright's Buckwheat[Quercus agrifolia/Eriogonum wrightii] 71.060.23 Coast Live Oak-Coulter Pine [Quercus agrifolia-Pinus coulteri) 71.060.24 Coast Live Oak - (Madrone) - California Bay[Quercus agrifolia- (Arbutus menziesii)-Umbellularia californice] (Keeler-Wolf, et at 2001) Asterisks (*) denote special communities that are either known or believed to be of high priority for inventory in CNDDB. Lead and trustee agencies may request that impacts to these communities be addressed in environmental documents." The Arborist Report did not identify the trees as other than (Quercus agrifolia) so the trees do not fall into the "Special Community Types" category that typically require CEQA review. Based on the discussion in items 1, 2, and 3 above, the Coast Live Oak trees on the subject property do meet the criteria for a significant biological resource under CEQA. Therefore, a Categorical Exemption pursuant to CEQA Guidelines Section 15303 is appropriate. Replacement Trees Condition of Approval No. 2 states: "The applicant shall provide two (2) 24-inch box Quercus agrifolia (Costal Live Oak) to replace the existing oak trees to be removed on the project site." It is important to note that because the trees are not considered a significant biological resource under CEQA, the removal of the trees would not require "mitigation" as defined by CEQA so typical mitigation measures do not apply (e.g. 3:1 ratios). Thus, the requirement for replacement trees are considered "conditions of approval". The City does not have formally adopted requirements for replacement trees. However, the City's consulting arborist, Architerra Design Group has recommended citywide replacement ratios as shown on chart below. These ratios are based on common practice and similar ratios used by other jurisdictions in the region. They are not 4 PC Meeting 10-05-10 Page 058 based on requirements of regulatory agencies with jurisdiction over biological resources. Tree Replacement Ratio Chart 3 " to 6" I (1) 24" box 6" to 12" (2) 24" box 12" to 18" (1) 36" box 18" to 24" (2) 36" box 24"to 30" (2) 48' box 30"to 36" (4) 48" box 36" to 42" (6) 48' box 42" and above City discretion with a minimum of (8) 48" box Based on the chart above, the project would be required to provide the following replacement trees: I , : %D# I . Tree Name 1 DBH I '.' Ratio 1 Coast Live Oak 48 City discretion with a minimum of (8) 48" box 2 I Coast Live Oak I 18 I (1) 36" box I 3 I Coast Live Oak I 10 1 (2) 24" box 4 I Coast Live Oak I 6 I (2) 24" box I 5 1 Coast Live Oak ( 9 1 (2) 24" box The above is offered as a comparison only. Consideration should be given to the physical characteristics of the property such as size, shape, topography etc. The size of the property Is 21,969 square feet. In addition, as stated in the Staff Report for the project: "The applicant's property has topographical constraints. The property is located in a hillside condition where the topography ascends towards the southwest portion of 5 PC Meeting 10-05-10 Page 059 the property. Due to this condition, the property exhibits a pronounced slope of over twenty percent (20%) from the front property line to the southwest corner of the property, making that area of the property unfavorable for locating an access driveway. The applicant is also proposing an anaerobic-bacterial septic system that requires a large dedicated area for effluent dispersal to be located within the front half of the property (Exhibit A). The proposed septic system has been approved by the San Bernardino County Environmental Health Department and the State of California Water Management District. Therefore, the driveway's only suitable location is to be located on the east side of the property, where the ascending slope can be graded to be less than twenty percent (20%). A stairway for pedestrian access to the proposed home is also proposed adjacent to the driveway. In order to accommodate the proposed driveway and stairway..." Given the site conditions described above and the proposed design, the number of replacement trees described on the Architerra Design Group chart may not be able to be supported on the site taking into account that Coast Live Oak trees require space for a drip line underneath the tree canopy in order to survive an be healthy. In my opinion, Condition No. 2 is appropriate because it based on the recommendation of an ISA Certified Arborist. 6 PC Meeting 10-05-10 Page 060 AFFIDAVIT OF MAILING Notice of Public Meeting: Custom Home Design Review No. 375 and Minor Variance No. 10MV03 for 16156 Valley Springs Road STATE OF CALIFORNIA COUNTY OF SAN BERNARDINO ) ss. CITY OF CHINO HILLS I, Jerrod Walters, do hereby certify that a copy of the attached Notice of The Public Meeting before the Planning Commission, for Custom Home Design Review No. 375 and Minor Variance No. 10MV03 was mailed to each and every person set forth on the attached list on September 22, 2010. Mailing of this document was completed by placing a copy of said document in an envelope, with postage prepaid, and depositing same in the U.S. Mail at Chino Hills, California. I declare under penalty of perjury that the foregoing is true and correct. Dated at Chino Hills, California, September 22, 2010. ael/fort Jerrod Walters, Associate Planner PC Meeting 10-05-10 Page 061 a � 3r' y1F S.Jg"`h' F�4 ,� -{{,13'rf x5` °ra ° k�i+x ttNy SAS `''= Y s'A ,��5 s :At 4tu tk r cr,a �t�'y�.. FiS' .. .,-:��q`an� wy „Xv�( ,f df • F z:. 751 71774. �"' i'V f( Yff mf 'fi° j +',Ha + e� , ':. •r 14 City of L ��v�r`� }�'7�'tg�I �u°q ' Cx'TY OI°CFMNO H 1 C 1 L n o li It li z.�f September 22, 2010 Subject: Design Review#375— 16156 Valley Springs Road Dear Resident: This is a courtesy letter to inform you, as an adjacent property owner, that the property owner of 16156 Valley Springs Road has filed an application with the Community Development Department for a Design Review to construct a new two-story, single-family detached home consisting of 6,028-square feet of livable space and a 984-square foot four-car garage. The Planning Commission of the City of Chino Hills will hold a public meeting regarding the above mentioned item on: Date: Tuesday, October 5, 2010 Time: 7:00 p.m. Place:City of Chino Hills 14000 City Center Drive Chino Hills, CA 91709 You are welcome to attend this meeting, however you are not required to do so. If you would like additional information regarding this project, it may be obtained from the Community Development Department. If you have any questions, please call me at (909) 364-2753. Sincerely, COMMUNITY DEVELOPMENT DEPARTMENT Jerrod Walters Associate Planner City Council: Art Bennett Ed M. Graham W.C. "Bill"Kruger Guvenn E. Norton-Perry Peter J.Rogers 14000 City Center Drive, Chino Hills, CA 91709 ° (909) 364-2600 0 FAX(909)364-2695 o www.chinohills.org PC Meeting 10-05-10 Page 062 1017-311-03 1017-311-04 1017-311-06 Steven &Veronica Kummerfeldt Barry T & Karyn Ward Ernie R Delgado 16144 Valley Springs Rd 1585 W Pacific PI 16200 Shade Tree Ln Chino Hills, CA 91709 Anaheim, CA 92802 Chino Hills, CA 91709 1017-311-07 1017-311-08 1017-311-16 j Joseph W Thorne Dennis & Debra Yard Vogler 16214 Shade Tree Ln 16230 Shade Tree Ln 16201 Shade Tree Ln Chino Hills, CA 91709 Chino Hills, CA 91709 Chino Hills, CA 91709 1017-312-05 1017-312-06 1017-312-12 I Richard L & Barbara Garcia Max P Shen George H Dieatrick 16131 Oakmont Way 16125 Valley Springs Rd 16121 Valley Springs Rd Chino Hills, CA 91709 Chino Hills, CA 91709 Chino Hills, CA 91709 11R7rMRS. MieMEUE sy/N ALfD 5O ARGEO 756,WA N t 6A 91761 Ei-/lbN?ErGA 91734 Atit-TA /V E PC Meeting 10-05-10 Page 063